Design/Build is buzzword of the 1990s

Real Estate Weekly, Nov 13, 1996 by Kenneth J. Libman

What is design/Build and Why Has It Become the Wave of the Future?

Typically, when a company is thinking of renovating, downsizing or moving, they would approach the project in a linear fashion; this method divides responsibilities, and involves separate disciplines for design, engineering and construction, creating a duplication of documents, support and overhead. The linear approach is still often thought of as the more traditional method.

Another approach, the one on which Libman Wolf Couples works, is lattice. Libman Wolf Couples is a Design/Build firm that offers clients a single point of responsibility and accountability by employing an in-house team of interior architects, designers, engineers and code consultants as well as project managers, superintendents and laborers. Therefore, the Libman Wolf Couples client is offered a comprehensive expertise from pre-lease services to move-in. Our proven track record of tight controls enables us to guarantee an on-time project at a guaranteed, not-to-exceed price.

Design/Build is the wave of the future in the real estate industry because it offers the most efficiency and provides excellent value in today's economy. I predict that, more and more, those architectural firms which only work on a linear approach will start to offer a more comprehensive scope of services to their clients, if they haven't already done so.

The American Institute of Architects in 1985 recognized Design/Build as an effective way to "fast track" a project at a guaranteed cost (Contract A191). Design/Build is a method of project delivery in which one entity maintains a single contract with the owner to provide architectural, design, engineering and construction services. Its concept dates back to Egyptian times, when the architect was also the builder, known as the Master Builder. The Master Builder managed all the great projects including the Pyramids, the Great Wall and the Cathedrals of Europe.

Design/Build has remained popular throughout the centuries, and has been successfully implemented in the majority of all commercial projects in Japan and Europe - but its interest and use has accelerated in the United States during the past decade, making this a significant trend in the architectural, design, and construction industry.

There are additional advantages to Design/Build. Since design, architectural, and construction work together as one team in a Design/Build project, as opposed to the "arms length" approach found in the linear method, clients experience less administrative burden, less liability, and greater risk control. There is no need for clients to referee unforeseen field conditions, change order or sudden extras.

Also, Design/Build projects can be adapted to any type of assignment, from high-rise developments to corporate offices and retail spaces. Both tenant and landlord can profit by using Design/Build.

For example, we recently completed 50,000 square-feet era 100,000 square-foot renovation for the well-known New York landlord, Isetan of America. Taking the Design/Build approach one step further, Isetan commissioned a program of high-end pre-built office suites for its premium building at 660 Madison Avenue. Rich in wood and glass, with stone floors and sheetrock ceilings, this building, together with an aggressive leasing program, is having no trouble attracting the kind of prominent tenants it warrants.

Today, Design/Build is a buzzword of the 90s, but it is the integration of inspiration and implementation that truly makes Design/Build work for Libman Wolf Couples and its clients.